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Door Maintenance

Storage doors
are considered a trademark of the self-storage industry. They are its most recognizable
feature--when people see a series of doors, they normally think storage. That being
the case, the condition of your self-storage doors makes a huge difference in the overall
appeal of your facility. If the doors don't look well cared for, are chalky or dirty, are
not maintained or don't work properly, you may be losing business. As most of us know,
customers relate well-maintained, clean properties to safer and more secure facilities.

Maintenance Challenges

Sun, salt air, acid rain and other damaging elements take their toll on the paint on
metal doors and buildings. Ultraviolet rays will eventually fade and chalk even the best
paint. Salt air can oxidize and pit the metal, causing ugly corrosion. Dirt and dust will
settle and stick on the chalky or oxidized doors. Even when the metal doors or buildings
are cleaned, they can remain dull and dingy.

Dirt or grit in the guides of the doors can gum up the mechanisms. More commercial
customers are renting storage units and the doors may get more wear. If the doors do not
have bearings, the steel-on-steel friction may cause excessive wear if not maintained.

The original paint on metal buildings and doors, such as aluminum or steel, is baked on
in the factory. Many times, when your doors are put up, touch-up paint that matches the
color of your doors is used by the contractor to cover any scratches. At the time it is
touched up it matches very well, but the non-baked paint will oxidize more easily, and
blotches can appear where the touch-up paint fades faster than the original.

While roll-up doors generally require little or low maintenance, there are some
periodic preservation procedures you can use to ensure better-looking, longer-lasting and
well-working doors and buildings.

Maintenance Solutions

Fading and ChalkingDoor
manufacturers are constantly working to offer better paint finishes. Even though metal
doors and buildings will eventually fade and chalk from sun exposure, the good news is
there is still good paint under the chalk that can be refinished to look new. But if you
clean the doors or metal buildings and don't seal or protect the surface, they will soon
fade or chalk again.

Some owners repaint their metal doors or buildings to brighten them up. There are,
however, problems with repainting the metal. Moisture can get inbetween the original
baked-on paint and the new, softer layer of paint, causing bubbling and peeling. Paint
that is not baked on will also oxidize much faster than original paint, bringing back the
chalking and fading problem the owner attempted to solve in the first place.

Instead of
painting to brighten up faded metal doors and buildings, refinishing with a high-quality,
protective coating is a good alternative. Once the surface is cleaned from chalk and other
soiling agents, a good clearcoat can restore the doors' former appearance. Make sure the
coating will bring back the original color, be easy to work with, will not crack, peel or
discolor with exposure to the elements, and will protect from sun, salt air, acid rain,
moisture and other damaging elements. A good protective coating will also make the doors
much easier to keep clean by repelling dust and dirt.

If your metal doors and buildings are already peeling, or if you need a color change,
repainting is the only option. Make sure you have the surface properly prepared, and use
quality materials. If you are planning to slurry coat your property, have the refinishing
or painting done first. In either case, the chalky oxidation will have to be removed and
can cause stains if not washed off the slurry immediately.

Salt-Air OxidationIn areas
close to the ocean or even by Salt Lake City, pay particular attention to the tops of
doors, especially on the sides of the building that don't dry as quickly because of lack
of sun exposure, such as the north side. Even if you are miles from salt water, you can
get oxidation from the fog. Rub your hand along the doors. If they are rough, that is
salt-air oxidation, and it can cause extreme corrosion and damage to your doors and
buildings.

Similarly, if you use salt for snow and ice control, keep an eye out at the bottom of
your doors and metal buildings for corrosion. This corrosion needs to be stopped before it
causes major damage. Paint alone cannot stop rust or corrosion. Paint breathes and will
allow moisture to penetrate, and rust can travel underneath or quickly penetrate back
through. In areas where salt air is a problem, check your interior doors for corrosion as
well, especially if your hallways are open. The moist salt air can settle and corrode the
interior doors as well. A protective coating formulated to stop salt oxidation will
prevent additional damage.

Door NumbersDoor numbers will eventually fade and crack, creating a poor impression for
potential tenants. When replacing numbers, use the highest-quality vinyl numbers possible
in an easy-to-read, block style. Otherwise, you will be replacing your numbers more often.

Periodic MaintenanceWhen a
unit is vacated, there are several procedures to ensure your doors remain in good working
order:

When you sweep out the unit, sweep any cobwebs and dirt out of the guides on the door.
You may want to wipe them down with a rag to remove dirt that will interfere with the
smooth operations of the door. Do not use grease or WD-40 on the guides as it will
attract dirt and grime and gum up the rollers.

Check to make sure the door is securely screwed into the wall. The screws may have
backed out after excessive use. Sometimes none of the screws are in place.

Oil or lubricate the springs with a very light coat of oil to reduce friction and
prevent rust. Check the tension and adjust according to the manufacturer's directions.
Maintaining the spring tension and making sure they are balanced is critical. People who
hurt their backs trying to raise doors that stick or open unevenly can file lawsuits.

Check the pull cords, especially if they are on the outside, as they wear very quickly.
Frayed cords do not give a well-maintained image. Tom Berlin, vice president of operations
for Pogoda Management Co. in Michigan, says nylon rope is very durable when used for pull
cords, particularly in colder areas where routine winter maintenance (i.e., snowblowing)
can damage them. Make sure you melt or singe the cord ends so they won't fray.

Inspect the unit for signs of leakage, and replace worn weather seals as necessary.

If your doors are dented, Roll Right Industries of Anaheim, Calif., offers dent tool
kits that fit the doors of several manufacturers. Terry Rider, the company's national
sales manager, also advises that if you must paint older doors, make sure to readjust the
springs to compensate for the extra weight of the paint.

In conclusion, since the appearance and smooth operations of your doors project your
image to the public, maintenance does not cost you money. It makes you money and keeps
your customers and employees happy.

The author wishes to extent a special thanks to Lolita Bader of Quik # - Door
Numbers, Terry Rider of Roll Right Industries, Tom Berlin of The Pogoda Companies and Bert
Brown of DBCI (Doors and Building Components Inc.) for their contributions to this
article.

Teresa Sedmak is the president and co-owner of Everbrite Inc., which manufactures
and markets Everbrite Protective Coating, and Pacific Pride Products Inc., the contracting
division. She is also a licensed painting contractor with extensive experience and
knowledge of protective coatings. For more information, visit www.renewmetal.com or www.renewstorage.com; call 800.304.0566; email tsedmak@everbrite.net.